Property Details
Estimated Property Value
Value Breakdown
Contribution Breakdown
📋 Estimated Transaction Costs — UP / Varanasi 2025-26
Location & Circle Rate
The government sets a minimum "circle rate" (per sq ft) for each locality. Market rates are typically 1.2× to 2× the circle rate. Premium areas like Lanka, Cantt, and Sunderpur have significantly higher rates than outskirts.
Property Type
Commercial properties like shops and offices command 40–60% higher rates than residential flats for the same area, due to rental income potential. Land / plots are valued differently — based on frontage, road access, and zoning.
Built-up Area
Larger area means higher total value, but the rate per sq ft may actually decrease slightly for very large properties (bulk discount). Always clarify whether you're quoted on carpet area (usable) or built-up / super built-up (includes walls, common areas).
Age & Depreciation
RBI and bank valuers typically apply 1–2% depreciation per year. A 10-year-old property is worth roughly 80–85% of its new value. After 20 years, value may drop to 65%, unless renovation has been done. Land value however never depreciates.
Amenities & Market Demand
Lift, parking, gated society, power backup, gym — each adds 3–7% premium. Additionally, proximity to temples, ghats, BHU, schools, and hospitals adds intangible premium that purely algorithmic calculators miss. A Kashi Property expert factors these in.
| Location | Circle Rate — Residential | Circle Rate — Commercial | Circle Rate — Land/Plot |
|---|---|---|---|
| Godowlia / Dashashwamedh | ₹3,500/sqft (₹37,700/sqm) | ₹4,725/sqft | ₹2,450/sqft |
| Mahmoorganj / Gurubagh | ₹3,200/sqft (₹34,400/sqm) | ₹4,320/sqft | ₹2,240/sqft |
| Kamchha / Bhelupur Central | ₹2,500/sqft (₹26,900/sqm) | ₹3,375/sqft | ₹1,750/sqft |
| Lanka / BHU Gate | ₹2,000/sqft (₹21,500/sqm) | ₹2,700/sqft | ₹1,400/sqft |
| Sunderpur | ₹2,200/sqft (₹23,700/sqm) | ₹2,970/sqft | ₹1,540/sqft |
| Assi / Nagwa | ₹2,000/sqft (₹21,500/sqm) | ₹2,700/sqft | ₹1,400/sqft |
| Cantt / Nadesar | ₹2,200/sqft (₹23,700/sqm) | ₹2,970/sqft | ₹1,540/sqft |
| Sigra | ₹2,500/sqft (₹26,900/sqm) | ₹3,375/sqft | ₹1,750/sqft |
| Orderly Bazar / Luxa | ₹2,200/sqft (₹23,700/sqm) | ₹2,970/sqft | ₹1,540/sqft |
| Kabir Nagar / Jawahar Nagar | ₹2,500/sqft (₹26,900/sqm) | ₹3,375/sqft | ₹1,750/sqft |
| Pandeypur | ₹1,800/sqft (₹19,400/sqm) | ₹2,430/sqft | ₹1,260/sqft |
| Ardali Bazar | ₹1,800/sqft (₹19,400/sqm) | ₹2,430/sqft | ₹1,260/sqft |
| Manduadih | ₹1,700/sqft (₹18,300/sqm) | ₹2,295/sqft | ₹1,190/sqft |
| Shivpur | ₹1,200/sqft (₹12,900/sqm) | ₹1,620/sqft | ₹840/sqft |
| Sarnath Road | ₹2,100/sqft (₹22,600/sqm) | ₹2,835/sqft | ₹1,470/sqft |
| Varanasi City / Old Areas | ₹1,800/sqft (₹19,400/sqm) | ₹2,430/sqft | ₹1,260/sqft |
| Ramnagar | ₹950/sqft (₹10,200/sqm) | ₹1,283/sqft | ₹665/sqft |
| Chitaipur | ₹1,300/sqft (₹14,000/sqm) | ₹1,755/sqft | ₹910/sqft |
| Rohania | ₹750/sqft (₹8,100/sqm) | ₹1,013/sqft | ₹525/sqft |
| Harhua | ₹600/sqft (₹6,500/sqm) | ₹810/sqft | ₹420/sqft |
| Pindra | ₹500/sqft (₹5,400/sqm) | ₹675/sqft | ₹350/sqft |
| Babatpur | ₹420/sqft (₹4,500/sqm) | ₹567/sqft | ₹294/sqft |
| Other / Rural | ₹350/sqft (₹3,800/sqm) | ₹473/sqft | ₹245/sqft |
Source: UP Stamp & Registration Dept. (igrsup.gov.in), Circle Rate data 2025-26, updated July 2025. Rates vary by road width, floor, and exact plot location. Stamp duty in UP is charged on the higher of declared price or circle rate value.
Temple / Ghat Proximity
Properties within 500m of Kashi Vishwanath, Dashashwamedh or Assi Ghat fetch 20–40% premium.
BHU / School Nearby
Proximity to BHU, Central Hindu Girls School adds 10–15% to residential value.
Main Road Frontage
Properties on Varanasi–Allahabad Road, Bypass, or NH-19 command commercial premium.
New Construction
New builds or under-construction (RERA approved) properties command highest market price.
Gated Township
Societies with compound wall, CCTV, clubhouse add 15–25% over standalone construction.
Clear Title / RERA
Properties with clear ownership chain and RERA registration sell faster and at better prices.
Our land valuation calculator gives Varanasi landowners, buyers and investors an instant market-rate estimate for any plot — residential, commercial or agricultural — across all 90+ localities of Kashi. To use it, scroll up to the calculator, select Land / Plot as the property type, choose your locality (Lanka, Cantt, Sigra, BHU area, Ramnagar, Sarnath, Harhua, Airport, etc.), enter the plot size in square feet or square metres, and you'll receive an instant valuation along with the applicable stamp duty.
How land value is calculated in Varanasi
Land value in Varanasi follows the formula:
Adjustment factor: corner plot +10%, wider road +5–15%, ghat/temple proximity +20–40%
The circle rate (also called DLC rate or ready reckoner rate) is the minimum government-notified price per square foot at which land transactions are registered. For Varanasi (Uttar Pradesh), circle rates are published by the UP Stamp & Registration Department at igrsup.gov.in and updated annually. Our land valuation calculator uses the latest 2025–26 rates.
Current land rates across Varanasi (2025–26)
- Premium zones (Lanka, Cantt, Sigra, Mahmoorganj): ₹4,500–₹6,500/sqft for residential plots
- BHU & ghats area (Sankat Mochan, Assi, Bhelupur): ₹3,500–₹5,500/sqft
- Developing zones (Ramnagar, Sarnath, Bhagwanpur, DLW): ₹1,800–₹3,200/sqft
- Outskirts & airport corridor (Harhua, Babatpur, Pindra): ₹500–₹1,800/sqft
- Commercial plots on main roads (Varanasi–Allahabad Road, NH-19): 25–50% premium over residential rates
What our land valuation tool factors in
Unlike basic circle-rate lookup tools, our calculator weighs nine factors that decide actual market price:
- Locality circle rate (UP IGRS data)
- Plot size (sq ft or sq metre)
- Road width and frontage
- Corner plot vs middle plot
- Proximity to temples, ghats and BHU (see BHU area properties)
- Land use conversion status (agricultural → residential)
- RERA approval (if part of layout)
- Approach road type — kachha, pucca, NH
- Surrounding development pace
Why use a free land valuation calculator before buying or selling?
A fair land valuation protects you from overpaying as a buyer and from underselling as a landowner. Most plot deals in Varanasi happen 10–25% above the official circle rate based on locality demand. Our tool helps you walk into negotiations with a defensible market estimate. Once you have your land's value, you can also explore listed properties for sale in similar zones or list your plot for free on Kashi Property.
Need an on-site, expert land valuation report including legal due diligence and stamp duty calculation? Request a free callback from our Varanasi land valuation experts using the form on the right.